3241 Ott Ln · Bonita Springs, FL 34134

$109,000

1 bd · 1.0 ba · 401 sqft · Manufactured public records · 488 Days on market

Built 1986 2,090 sqft lot $100/mo HOA · 5% of rent

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION!! This charming one-bedroom, one-bath home is located in the desirable 55+ community of Leisure Time Park in Bonita Springs. Along with owning your own land, low HOA fees of $100 monthly, it is centrally located to beautiful beaches, fantastic restaurants, and great shopping. The electric has been recently updated and ready to move in. This home offers endless potential to customize your perfect Florida retreat. There’s room to add an additional bedroom, bathroom, create an updated laundry room, workshop, or design the space to fit your needs, the possibilities are plentiful. There is also space to store your RV, boat and trailer. This property also makes a fantastic i

Key facts

• boat
• Room to store rv
• trailer

Tags

• DESIRABLE 55+ COMMUNITY
• LOCATED IN BONITA SPRINGS
• LOW MONTHLY FEES
• ROOM TO STORE RV
• BOAT
• TRAILER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with $100 monthly fee; HOA covers grounds maintenance and trash; Community amenities: clubhouse, pool, bocce court, shuffleboard court, RV/boat storage; Senior community

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home; Aluminum siding; Single-story; Entry level: 1; Resale property; Faces north
• Construction: Shingle roof; Aluminum siding; Manufactured construction
• Exterior features: Community pool; None listed under additional exterior features; South exposure; Private road frontage; Private maintained road

Interior

• Kitchen: Electric cooktop; Freezer; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Partially furnished; Bay windows; Window coverings; Window treatments; Tub/shower; Family/Dining room; Living/Dining room; Workshop; Bedroom on main level; Other interior features
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools C-, cost of living C-, health & safety D.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 699 active listings in the ZIP; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 488 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $26k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $109k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 488 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.88% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.47%
• DSCR: 2.40
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.08×
• Total profit: $33,070
• Equity at exit: $16,252

10-year hold

• IRR: 33.8%
• Equity multiple: 4.06×
• Total profit: $93,453
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$45
• HOA: −$100
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $800

Break-even live

Break-even rent $1,035

Max offer price $109,000

Occupancy floor 56%

Sensitivity live

Price	-10% $862	-5% $831	+0% $800	+5% $769	+10% $739
Rent	-10% $638	-5% $719	+0% $800	+5% $881	+10% $962
Rate	-1.0pp $855	-0.5pp $828	base $800	+0.5pp $772	+1.0pp $743

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: electric

Listing history 15 events

1. 2026-05-12
   status Pending
2. 2026-03-27
   price $109,000
3. 2026-01-24
   status Active
4. 2026-01-16
   status Pending
5. 2025-09-22
   price $114,000
6. 2025-04-16
   status Active
7. 2025-02-28
   status Pending
8. 2025-01-28
   price $119,000
9. 2025-01-09
   price $130,000
10. 2024-11-20
    status Active
11. 2024-11-18
    status Pending
12. 2024-11-13
    listed $135,000 Active
13. 2024-10-16
    historical
14. 2024-09-24
    listed $127,500 Active
15. 2005-01-24
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,579
• − Mortgage interest: −$6,106
• − Property taxes: −$1,210
• − Insurance: −$545
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$1,200
• − Depreciation: −$3,171
• Taxable income: $8,415
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $7,584/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonita Springs, FL
• County: Lee County · 788,662 people
• City population: 64,727
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 554.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Romanian 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.48%
• Current HPI: 237.4416
• Rent YoY: ▲ 2.85%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+118.0% since first listed

15 events — show timeline

• 2026-05-12 Pending — FORTMLS
• 2026-03-27 Price Changed $109,000 FORTMLS
• 2026-01-24 Relisted — FORTMLS
• 2026-01-16 Pending — FORTMLS
• 2025-09-22 Price Changed $114,000 FORTMLS
• 2025-04-16 Relisted — FORTMLS
• 2025-02-28 Pending — FORTMLS
• 2025-01-28 Price Changed $119,000 FORTMLS
• 2025-01-09 Price Changed $130,000 FORTMLS
• 2024-11-20 Relisted — FORTMLS
• 2024-11-18 Pending — FORTMLS
• 2024-11-13 Listed $135,000 FORTMLS
• 2024-10-16 Listing Removed — FORTMLS
• 2024-09-24 Listed $127,500 FORTMLS
• 2005-01-24 Sold (Public Records) $50,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,210 · +207.8% YoY. Source: county tax records.